建房回报预测自有资金方案.xlsx

现现金金流流201220132014 现现金金流流入入 出租率 租金收入 节省租金 节省印花税和水利基金 财政补贴 土地使用权摊销抵税98,95998,95998,959 房产折旧抵税 残值处置抵税 98,95998,95998,959 现现金金流流出出 土地价款-19,430,800 印花税-5,685 土地取得其他税费-355,329 房产税- 租赁收入营业税、水利基金及附加 租赁所得税 设计费-5,421,020 建造工程费用-45,189,180 土地使用费-513,520-513,520-513,520 园区管理及运营费 电梯维护及更新费 合合计计-20,305,334-5,934,540-45,702,700 净净现现金金流流入入/流流出出-20,206,375-5,835,581-45,603,741 累累计计净净现现金金流流入入/流流出出-20,206,375-26,041,956-71,645,697 假假设设 假设通货膨胀率为5%(根据谢国忠未来10年预测） 假设房产在土地使用权到期后按账面价值处置 假设电梯的使用寿命为25年，在25年后重新购置电梯，重购均价为25万元每台*20台 假设租金支出每平米28元计算（参照创新2期目前租金），租金涨幅4%每年 假设在第20年需要对建筑物进行重新装修，中央空调、采暖通风、给排水、卫生、消防喷淋、强、弱电工程等进行重置，费用为工程建造费用的20% 假设收取的物业管理费（2元/平方米.月）全用于大楼的管理及运营 假设从2014年起员工人数稳定在1800人 房房屋屋建建筑筑物物及及土土地地使使用用权权折折旧旧摊摊销销 房屋建筑物原值 房屋建筑物折旧 房屋建筑物净值 土地使用权原值19,791,81419,791,81419,791,814 土地使用权摊销395,836395,836395,836 土地使用权净值19,395,97819,000,14218,604,306 账面房地产净值19,395,97819,000,14218,604,306 内内涵涵报报酬酬率率11.2% 2015201620172018201920202021 40%60%80%95%95%95% 7,552,11011,893,56816,650,29220,760,41721,798,43822,888,360 1,551,4641,629,0371,710,4891,796,0131,885,8141,980,104 3,1033,2583,4213,5923,7723,960 665,525443,683221,842 98,95998,95998,95998,95998,95998,95998,959 1,788,7381,788,7381,788,7381,788,7381,788,7381,788,738 98,95911,659,89815,857,24320,473,74024,447,72025,575,72126,760,122 -15,104-11,894-16,650-20,760-21,798-22,888 -906,253-1,427,228-1,998,035-2,491,250-2,615,813-2,746,603 -430,470-677,933-949,067-1,183,344-1,242,511-1,304,637 -1,907,549-2,819,480-3,815,755-4,680,091-4,914,096-5,159,801 -45,189,180-60,252,240 513,520 - -121,551-127,628-134,010-140,710-147,746-155,133 -44,675,660-63,633,167-5,064,164-6,913,516-8,516,156-8,941,964-9,389,062 -44,576,701-51,973,26910,793,08013,560,22415,931,56416,633,75717,371,060 -116,222,398-168,195,667-157,402,587-143,842,363-127,910,799-111,277,042-93,905,981 150,630,600150,630,600150,630,600150,630,600150,630,600150,630,600150,630,600 -7,154,9547,154,9547,154,9547,154,9547,154,9547,154,954 150,630,600143,475,647136,320,693129,165,740122,010,786114,855,833107,700,879 19,791,81419,791,81419,791,81419,791,81419,791,81419,791,81419,791,814 395,836395,836395,836395,836395,836395,836395,836 18,208,46917,812,63317,416,79717,020,96016,625,12416,229,28815,833,452 168,839,069161,288,279153,737,490146,186,700138,635,910131,085,120123,534,331 假设在第20年需要对建筑物进行重新装修，中央空调、采暖通风、给排水、卫生、消防喷淋、强、弱电工程等进行重置，费用为工程建造费用的20% 2022202320242025202620272028 95%95%95%95%95%95%95% 24,032,77825,234,41726,496,13827,820,94429,211,99230,672,59132,206,221 2,079,1102,183,0652,292,2182,406,8292,527,1712,653,5292,786,206 4,1584,3664,5844,8145,0545,3075,572 98,95998,95998,95998,95998,95998,95998,959 1,788,7381,788,7381,788,7381,788,7381,788,7381,788,7381,788,738 28,003,74329,309,54530,680,63832,120,28533,631,91435,219,12536,885,696 -24,033-25,234-26,496-27,821-29,212-30,673-32,206 -2,883,933-3,028,130-3,179,537-3,338,513-3,505,439-3,680,711-3,864,746 -1,369,868-1,438,362-1,510,280-1,585,794-1,665,084-1,748,338-1,835,755 -5,417,791-5,688,680-5,973,114-6,271,770-6,585,359-6,914,627-7,260,358 - -162,889-171,034-179,586-188,565-197,993-207,893-218,287 -9,858,515-10,351,441-10,869,013-11,412,463-11,983,086-12,582,241-13,211,353 18,145,22818,958,10519,811,62520,707,82221,648,82822,636,88423,674,344 -75,760,753-56,802,648-36,991,023-16,283,2015,365,62728,002,51151,676,855 150,630,600150,630,600150,630,600150,630,600150,630,600150,630,600150,630,600 7,154,9547,154,9547,154,9547,154,9547,154,9547,154,9547,154,954 100,545,92693,390,97286,236,01979,081,06571,926,11264,771,15857,616,205 19,791,81419,791,81419,791,81419,791,81419,791,81419,791,81419,791,814 395,836395,836395,836395,836395,836395,836395,836 15,437,61515,041,77914,645,94314,250,10613,854,27013,458,43413,062,598 115,983,541108,432,751100,881,96193,331,17185,780,38278,229,59270,678,802 2029203020312032203320342035 95%95%95%95%95%95%95% 33,816,53235,507,35837,282,72639,146,86341,104,20643,159,41645,317,387 2,925,5163,071,7923,225,3823,386,6513,555,9833,733,7823,920,471 5,8516,1446,4516,7737,1127,4687,841 98,95998,95998,95998,95998,95998,95998,959 1,788,7381,788,7381,788,7381,788,7381,788,7381,788,7381,788,738 38,635,59640,472,99142,402,25644,427,98446,554,99848,788,36351,133,397 -33,817-35,507-37,283-39,147-41,104-43,159-45,317 -4,057,984-4,260,883-4,473,927-4,697,624-4,932,505-5,179,130-5,438,086 -1,927,542-2,023,919-2,125,115-2,231,371-2,342,940-2,460,087-2,583,091 -7,623,376-8,004,545-8,404,772-8,825,010-9,266,261-9,729,574-10,216,053 -2,000,000 - -229,202-240,662-252,695-265,330-278,596-292,526-307,152 -13,871,920-14,565,516-15,293,792-16,058,482-16,861,406-17,704,476-20,589,700 24,763,67625,907,47527,108,46428,369,50229,693,59231,083,88730,543,697 76,440,531102,348,006129,456,470157,825,972187,519,564218,603,451249,147,148 150,630,600150,630,600150,630,600150,630,600150,630,600150,630,600150,630,600 7,154,9547,154,9547,154,9547,154,9547,154,9547,154,9547,154,954 50,461,25143,306,29836,151,34428,996,39121,841,43714,686,4847,531,530 19,791,81419,791,81419,791,81419,791,81419,791,81419,791,81419,791,814 395,836395,836395,836395,836395,836395,836395,836 12,666,76112,270,92511,875,08911,479,25211,083,41610,687,58010,291,743 63,128,01255,577,22248,026,43340,475,64332,924,85325,374,06317,823,273 2036203720382039204020412042 95%95%95%95%95%95%95% 47,583,25649,962,41952,460,54055,083,56757,837,74560,729,63363,766,114 4,116,4954,322,3204,538,4364,765,3585,003,6255,253,8075,516,497 8,2338,6459,0779,53110,00710,50811,033 98,95998,95998,95998,95998,95998,95998,959 100,000100,000100,000100,000100,00040,00040,000 51,906,94354,492,34257,207,01260,057,41463,050,33766,132,90669,432,603 -47,583-49,962-52,461-55,084-57,838-60,730-63,766 -5,709,991-5,995,490-6,295,265-6,610,028-6,940,529-7,287,556-7,651,934 -2,712,246-2,847,858-2,990,251-3,139,763-3,296,751-3,461,589-3,634,669 -10,726,855-11,263,198-11,826,358-12,417,676-10,098,463-13,690,488-14,375,012 - -322,510-338,635-355,567-373,346-12,152,400-411,614-432,194 -19,519,185-20,495,144-21,519,901-22,595,897-32,545,982-24,911,976-26,157,575 32,387,75833,997,19835,687,11037,461,51830,504,35541,220,93043,275,028 281,534,906315,532,104351,219,215388,680,732419,185,087460,406,017503,681,046 152,630,600152,630,600152,630,600152,630,600155,830,600155,830,600155,830,600 400,000400,000400,000400,000400,000160,000160,000 9,131,5308,731,5308,331,5307,931,5307,531,53010,571,53010,411,530 19,791,81419,791,81419,791,81419,791,81419,791,81419,791,81419,791,814 395,836395,836395,836395,836395,836395,836395,836 9,895,9079,500,0719,104,2358,708,3988,312,5627,916,7267,520,889 19,027,43718,231,60117,435,76516,639,92815,844,09218,488,25617,932,419 2043204420452046204720482049 95%95%95%95%95%95%95% 66,954,42070,302,14173,817,24877,508,11081,383,51685,452,69289,725,326 5,792,3226,081,9386,386,0356,705,3377,040,6037,392,6347,762,265 11,58512,16412,77213,41114,08114,78515,525 98,95998,95998,95998,95998,95998,95998,959 40,00040,00040,00040,00040,00040,00040,000 72,897,28576,535,20280,355,01484,365,81788,577,15992,999,06997,642,075 -66,954-70,302-73,817-77,508-81,384-85,453-89,725 -8,034,530-8,436,257-8,858,070-9,300,973-9,766,022-10,254,323-10,767,039 -3,816,402-4,007,222-4,207,583-4,417,962-4,638,860-4,870,803-5,114,344 -15,093,763-15,848,451-16,640,873-17,472,917-18,346,563-19,263,891-20,227,086 - -453,804-476,494-500,319-525,335-551,602-579,182-608,141 -27,465,453-28,838,726-30,280,662-31,794,696-33,384,430-35,053,652-36,806,334 45,431,83247,696,47650,074,35152,571,12155,192,72957,945,41860,835,741 549,112,878596,809,353646,883,705699,454,826754,647,555812,592,973873,428,713 155,830,600155,830,600155,830,600155,830,600155,830,600155,830,600155,830,600 160,000160,000160,000160,000160,000160,000160,000 10,251,53010,091,5309,931,5309,771,5309,611,5309,451,5309,291,530 19,791,81419,791,81419,791,81419,791,81419,791,81419,791,81419,791,814 395,836395,836395,836395,836395,836395,836395,836 7,125,0536,729,2176,333,3815,937,5445,541,7085,145,8724,750,035 17,376,58316,820,74716,264,91115,709,07415,153,23814,597,40214,041,565 205020512052205320542055 95%95%95%95%95%95% 94,211,59298,922,172103,868,281109,061,695114,514,779120,240,518 8,150,3798,557,8978,985,7929,435,0829,906,83610,402,178 16,30117,11617,97218,87019,81420,804 98,95998,95998,95998,95998,95998,959 40,00040,00040,00040,00040,00040,000 102,517,231107,636,144113,011,004118,654,606124,580,388130,802,460 -94,212-98,922-103,868-109,062-114,515-120,241 -11,305,391-11,870,661-12,464,194-13,087,403-13,741,774-14,428,862 -5,370,061-5,638,564-5,920,492-6,216,517-6,527,342-6,853,710 -21,238,440-22,300,362-23,415,380-24,586,149-25,815,456-27,106,229 - -638,548-670,475-703,999-739,199-776,159-814,967 -38,646,651-40,578,984-42,607,933-44,738,330-46,975,246-49,324,008 63,870,58067,057,16170,403,07173,916,27677,605,14281,478,451 937,299,2931,004,356,4541,074,759,5241,148,675,8011,226,280,9431,307,759,394 155,830,600155,830,600155,830,600155,830,600155,830,600155,830,600 160,000160,000160,000160,000160,000160,000 9,131,5308,971,5308,811,5308,651,5308,491,5308,331,530 19,791,81419,791,81419,791,81419,791,81419,791,81419,791,814 395,836395,836395,836395,836395,836395,836 4,354,1993,958,3633,562,5273,166,6902,770,8542,375,018 13,485,72912,929,89312,374,05711,818,22011,262,38410,706,548 205620572058总总计计 95%95%95% 126,252,544132,565,172139,193,4302,543,949,661 10,922,28711,468,40112,041,821221,848,970 21,84522,93724,084443,698 1,331,050 98,95998,95998,9594,651,076 40,00040,00040,00036,994,768 2,259,7602,259,760 137,335,635144,195,469153,658,0542,811,478,982 -19,430,800 -126,253-132,565-139,193-2,557,187 -355,329 -15,150,305-15,907,821-16,703,212-305,273,959 -7,196,395-7,556,215-7,934,026-145,005,131 -28,461,541-29,884,618-31,378,849-570,956,681 -5,421,020 -152,630,600 -1,027,040 - -855,715-898,501-943,426-29,141,317 -51,790,209-54,379,719-57,098,705-1,231,799,064 8